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HomeMy WebLinkAboutPZ 2009-05-21 Minutes MINUTES OF THE MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS MAY 21, 2009 1. CALL TO ORDER Thei meeting was called to order by Chairman Randy Shiflet at 7:00 p.m. 2. ROLL CALL Ex-Officio Don Bowen Mike Benton Steven Cooper Director of Planning & Dev. John Pitstick Chief Planner Eric Wilhite Asst. Planner Chad VanSteenberg Civil Engineer Caroline Waggoner Recording Secretary Tanya Hope 3. PLEDGE OF ALLEGIANCE PRESENT Chairman Vice-Chairman Randy Shiflet Bill Schopper Mark Haynes Kelly Gent Dianna Madar ABSENT CITY STAFF Kelly Gent led the pledge of allegiance. 4. Approval of Minutes from the April 2, 2009 Joint City Council and Planning & Zoning Commission Meeting. BiII Schopper seconded by Mark Haynes, motioned to approve the minutes of April 2, 2009. The motion was carried unanimously (4-0). Page 1 of 18 05/21/09 P & Z Minutes 5. Approval of Minutes from the April 16, 2009 Planning and Zoning Commission Meeting. Mark Haynes seconded by Bill Schopper, motioned to approve the minutes of April 16, 2009. The motion was carried unanimously (4-0). 6. ZC 2009-02 Public Hearing and Consideration of a request from Rivercrown investments LLC for a zoning change from R-2 Single Family and Planned Development (PD47) to HG Heavy Commercial on Lots 14-22, Block 4 and Lots 12-14, Block 5, Richland Telrrace Addition as well as Lot 2R, Block 1, Rivercrown Addition located in the 4800 Blocks of Nancy Lane and Susan Lee Lane. Erniest Hedgcoth of Hedgcoth Consulting Engineers, 5701-C Midway Rd, Fort Worth, carne forward representing Rivercrown Investments (aka Huggins Honda). Mr. Hedgcoth stated that Mr. Huggins purchased lots along Nancy Lane to Short Street and alsp along Susan Lee Lane. Rivercrown Investments proposes to enlarge the current facility and build another building in the newly acquired properly that Mr. Huggins had purchased. Mr. Hedgcoth stated that they are requesting to get all the property acquired by Mr. Huggins under the same zoning, Heavy Commercial. Mr. Hedgcoth presented a drawing of what the proposed plan wiN be for the future facility. The drawing depicted a two story building with additional bays and a parts department on the second floor. Mr. Hedgcoth stated that they are working on the site plan, replat and closing of Susan Lee Lane. Mr. Hedgcoth stated that they will come back for the replat at a later date Eric Wilhite came forward and stated that this is a straight zoning change request to Heavy Commercial from an R-2 zoned platted subdivision and PD-47 which was part of the original Huggins around the cul-de-sac on Lot 2R. Mr Wilhite stated that the applicant has purchased ail the homes which were along Nahcy Lane and Susan Lee Lane. Those homes have since been demolished. In order to expand the dealership, the applicant needs to come into conformance with the Heavy Commercial zoning. Once the site plan is in order, the applicant will come back to do a Special Use Permit zoning change request because the dealership is currently non- corhforming to today's Zoning Ordinance. The Zoning Ordinance now requires a Special Use Permit for car dealerships. The Comprehensive Plan does identify this area for commercial and retail type uses and City Staff has reviewed the zoning change request and recommends approval. Chairman Shiflet asked Mr. Wilhite to verify that Heavy Commercial is in line with C-2 zoning? Pagfe 2 of 18 05/21/09 P 8~ Z Minutes Mr. Wilhite stated yes, C-2 or HC. Mr. Wilhite stated that nothing can be rezoned C-2 now;, Mr. Wilhite stated that for the Zoning Ordinance and all intents and purposes, HC and C-2 are exactly the same. Chairman Shiflet stated that the reason he brought the HC / C-2 is because the majority of the property around Loop 820 and Boulevard 26 is C-2. Bill Schopper stated that it seems that Huggins is doing exactly what we wanted them to do by getting out of the cul-de-sac with the birdcage around it. Chalirman Shiflet opened the public hearing at 7:08 pm. Bill Garvin came, 5908 Quails Path, Colleyville, came forward asking if you change the zoning to Heavy Commercial or C-2 what does allow somebody to do? Mr.',Garvin asked if they are going to build a building or parking lot to store cars? Mr. Garvin asked that if the zoning changes and Huggins decides not to do what is planned or that if somebody else takes over the property what could go onto a Heavy Commercial property? Mr. Garvin asked if you could put Heavy Manufacturing onto a Heavy Commercial property? Chairman Shiflet answered no. Mr. Garvin stated that he doesn't know what the different zoning categories are. Mr. Garvin asked what could happen and not just what is planned to happen right this minute? Mr. Wilhite came forward and stated that the Permitted Land Use Table has a variety of uses that are permitted in Heavy Commercial primarily retail and commercial non- manufacturing. There are provisions and regulations for setbacks and landscape buffers for any type of uses. Mr. Wilhite stated that any use that would have a potential negative impact greater than something like a restaurant or typical commercial use would require a Special Use Permit in most cases. Mr. Garvin stated that he owns a house at 4808 Nancy Lane and that the tenant in there now has three small children. Mr. Garvin states that he is fearful of the noise and lights that a car dealership brings. Mr. Garvin states that car dealerships put up big lights for security and very loud speaker systems. Mr. Garvin stated he found out about the zorhing change case because his tenant called him saying that she may have to move dui to the noise and lights. Mr. Garvin feels that all the houses around the dealership would be rendered useless with any changes to the dealership. Mr. Garvin stated that there are several options in lieu of the loud speakers that could be used such as using walkie-talkies or Nextel phones. Pagle 3 of 18 05/21/09 P &'Z Minutes Chairman Shiflet stated that as far as the lighting is concerned there are regulations; and `with this location being an automotive dealership they are going to be required to submit a Special Use Permit and that gives the Planning and Zoning Commission much more authority to recommend to the City Council what is approved. Chairman Shiflet wanted to assure Mr. Garvin that the Planning and Zoning Commission along with the Mayor and City Council are sensitive to the people who still reside on Nancy Lane and Susan Lee Lane. Chairman Shiflet stated that they are not going to do or allow anything that is going to create a problem. Mr. Garvin asked if the property would become retail if there would be entrances off of Nancy Lane or Susan Lee Lane and stated that it would make for a bad traffic situation if there were to be entrances there. Chairman Shiflet reiterated that the meeting tonight is just for the zoning change and than. anything else would go along with the Special Use Permit request. Mr. ;Garvin asked again what the zoning allows? Chairman Shiflet stated that with the proximity to residential the Planning and Zoning Commission has more leverage. Chairman Shiflet stated that Mr. Wilhite can speak to the'change from C-2 Commercial to HC Heavy Commercial. Mr. Garvin stated that when Mr. Huggins first started the properties around Huggins Honda were residential. Mr. Garvin stated that he is not against people using their property to their advantage but he is not for being wiped out in the process. Chairman Shiflet stated that he would have Mr. Wilhite give him some ideas as to what is and is not atlowed in Heavy Commercial. Chairman Shiflet stated that it's the desire of both the Planning and Zoning Commission and Mayor and Council to protect the interest of both the citizens and the dealership. Mr. Garvin stated that the main reason he came was for the lighting and the intercom issues. Mr. Garvin suggested some kind of buffer wall between the residential properties and the dealership. Bill Schopper stated that this zoning change is based upon future land use and the future land use is based upon having the interstate there; the properties on both sides of the interstate that are residential eventually will go commercial. Ch~'~irman Shiflet stated that there will be much more control since there will be a Special Use Permit which allows the City to put more restrictions on than just a straight Heavy Commercial zoning. With the Special Use Permit there will be additional protection and Chairman Shiflet reiterated that the City will do everything it can to protect all parties involved and do what's fair. Pale 4 of 18 05/21/09 P & Z Minutes Mr. Garvin asked if the interstate would "consume" the rest of the houses up Nancy Land? Mr. Schopper explained that the City put their foot down. The City stated that the dealership could not go any further north than Short Street. Mr. Garvin stated that he believes that there are simple solutions to the issues at hand. Mr. Garvin stated that he wanted to be present for the next meeting and questioned if June 8, 2009 was the date that the zoning would change. Chairman Shiflet answered that any recommendation tonight will then be before the City Council. There will be a public hearing at the City Council meeting. Chairman Shiflet exp~ained that the Planning and Zoning Commission is a recommending body and the City'... Council is the deciding body. Mr. ;Wilhite stated that the Planning Department has seen some conceptual site plan layquts that the applicant is planning on doing. The Planning Department has contemplated those type of issues that have been discussed tonight when Huggins Honda does come forward with the Special Use Permit Application. The concerns of the', resident have been duly noted. Mr. Wilhite said that they could talk to Huggins Honda about their operations work with their speaker systems but it is definitely something that the City would consider when they make their formal submittal. Mr. Wilhite stated that he doesn't believe that there are many if any overhead doors on the residential side. Mr. Wilhite stated that Staff hasn't seen anything specific as of yet but things such as the lights, sound system, and overhead doors would be key issues. Mr. Wilhite stated that even though the residence on Nancy Lane that Mr. Garvin owns is programmed on the Comprehensive Plan by the City long ago and the current Land Usk Comprehensive Plan was developed to go commercial, we realize that it is still a residential land use at this time and we'll take the precautions within the authority of the Special Use Permit to help maintain integrity of the residences as they are right now even though they are completely surrounded by commercial. Mr; Wilhite gave reference to some of the types of different land uses that are permitted in heavy Commercial: • Auto dealerships with a Special Use Permit • Different retail uses, an example are the retail uses on Rufe Snow Mr„ Wilhite explained that by and large if any uses that could have a potential negative impact on the adjacent properties such as the lighting, the speakers, noise, sound or visual impacts that is what the Special Use Permit is for. Most of the uses are covered to where when Staff brings forward a request for that type of zoning, those types of conditions are looked at and restrictions could be made if necessary. Mr. Schopper commented that the Planning and Zoning Commission required special lighting on the front section along the west side of Nancy Lane by the used car lot. Pale 5 of 18 05/21/09 P & Z Minutes Alice Brake, 7308 Deaver, North Richland Hills, came forward stating that she owns the property at 4716 Nancy Lane and asked if the east side of the street's zoning would change? Chairman Shiflet stated that the zoning for Ms. Brake's property would not change. Mr. Schopper explained that the rezoning was for the west side of Nancy Lane and not the east side. Ms. Brake asked if Nancy Lane would still remain a street? Chairman Shiflet answered yes. Chairman Shiflet closed the public hearing at 7:26 pm. APPROVED dill Schopper seconded by Kelly Gent, motioned to approve ZC 2009-02. The motion was carried unanimously (4-0). 7. TR 2009-02 Public Hearing and Consideration of amendments to the Comprehensive Plan and the Comprehensive Zoning Ordinance for the City of North Richland Hills by adopting the Smithfield and Iron Horse Transit Oriented Development Zoning Gode and updating the Comprehensive Land Use Plan Map to reflect these two new districts. John Pitstick came forward to discuss the adoption of the Transit Oriented Development Code for the Iron Horse and Smithfield areas. Mr Pitstick stated that back in 2002 the Regional Rail Study identified two potential rail stations sites within the city of North Richland Hills. Staff has worked and identified some general areas for potential mixed use around those two rail station sites. Several months ago the City hired Gateway Planning Group. Mr, Pitstick stated that this is for the creation of the district and the hopes are to come back in a few weeks for rezoning the properties around the two rail station sites. Mrr Pitstick presented a slide show and stated that there are nine items to be discussed in the presentation: 1. Stakeholder Feedback 2. Joint Planning and Zoning Commission and City Council Work sessions 3. Special Frontage Standards 4. Character Zone Elements Page 6 of 18 05/21 /09 P & Z Minutes 5. Street Types s. Architectural Standards ~`. Civic Spaces 8. Approval and Appeals 9. Adoption of the Transit Oriented Development Code Stakeholder Feedback • Iron Horse Stakeholder Meetings (200 acres) • September 29 Open House (224 notices with 30 attendees) • October 14 Design Workshop (15 notices with 6 participants) • March 25 Open House (111 notices with 6 attendees) • General Support from the Bluffs at Iron Horse and vacant property owners • Smithfield Stakeholder Meetings (280 acres) • September 30 Open House (161 notices with 51 attendees) • October 15 Design Workshop (51 notices with 14 participants) • March 26 Open House (503 notices with 57 attendees) • Concerns from surrounding neighborhoods (Residential Transition) • Widening and improvements to Main Street and Smithfield Road (New Street Standards) • "Quiet Zones" along railroad Mr. Pitstick explained that whether or not we have rail stations in North Richland Hills there will be commuter rail lines running through the City of North Richland Hills; probably forty to fifty a day by the year 2030-2040. Initially the commuter rail will be up and running by 2013. City Council has been supportive of creating "quiet zones" and The T will be running the stations and are committed to spending money as part of their environmental impact statement in terms of making improvements to the railroad crossings so they will not have to blow their horns all the way through our community. Once we have the quiet zone designation then the sound areas would be negligible. Quiet zones are an important part that the City and The T are committed to. • How plans for existing businesses would be affected by TOD Code The City tried to meet with everyone that they could in terms of property owners, existing businesses, and residential property owners to try to explain the TOD Code. Mr, Pitstick explained that the TOD Code is a complicated code. The City tried to create a Mixed Use development in the code. Joint Planning and Zoning Commission and City Council Work sessions November 20, 2008 • Stakeholder Input • Market Demand Study Th+a T commissioned U.R.S and E.P.S to do a Market Demand Study around the rail stations and it did show significant market demand over time for both the stations. Pale 7 of 18 05/21/09 P &'Z Minutes Advantages of TOD development over conventional development TOD area plan boundaries Over the holiday season the City and Gateway Planning Group drafted an initial code, a draft code. February 5, 2009 • Review of Regulating Plans and boundaries • Street types Specific street types which are a little bit different type with more pedestrian orientated features • Special Frontage Requirements • Land Use Mixes Tha City wants to create a true mixed use district that will allow for both residential and commercial and non-residential uses. • Non Conforming businesses and uses Tha City is going in, and in some cases rezoning some existing developed property. The City is reinvented ourselves around the new train stations with Mixed Use and Pedestrian Orientation. April 2, 2009 • Character Zones • Architectural Standards • Civic Spaces • Approvals and Appeals Intensity of Uses on Loop 820 • High Intensity Zone adjacent to Loop 820 During one of the Joint work sessions, one item that came up was the widening and improvement of Loop 820. Loop 820 will be as busy a freeway or highway in the M~troplex. Therefore the City wanted to create a High Intensity Zone adjacent to Loop 824 so we could allow for more High Intensity uses for some mid-rise office. $-10 story office buildings could be appropriate with the widening of Loop 820. The City wanted to make that available for potential developers for employment centers particularly at Iron Horse. New Street Types • Clarified lane and parking widths for Main Street, Smithfield, Iron Horse There will be on-street parking in many cases to encourage the street scene. Pam 8 of 18 05/21/09 P 8~ Z Minutes • Crosswalks on Iron Horse as part of future design plans Concerns over sea of parking lots • Created Transitional Parking lot standards supporting phased structured parking with Special Development Plans for more than 50 parking spaces If someone wants to come in and build a parking lot that is more than 50 parking spaces they have to come in with a Special Development Plan and present it to Planning and Zoning and City Council. Equal treatment for both sides of Davis Boulevard • Arterial frontage requirements set landscape and building setbacks with limited parking on frontage and building architectural control Cre~,ating a true Mixed Use District • Concerns over mixed use being a catch phrase for apartment complex Although the City is allowing residential in the area, the City wants to create a true Mined Use district. • Mixed Use Criteria standards in all character zones • Separated Iron Horse and Smithfield General Mixed Use zones Non Conforming Uses and Buildings • Uses: auto related, outside storage, storage warehouse, heavy manufacturing would become non-conforming uses and not allowed to expand • Some auto uses could continue on Davis, Mid Cities and Loop 820 Buildings • Non Conforming Buildings with permitted uses can expand without increasing non conformance Historic Smithfield Architectural Review Board • Planning and Zoning Commission serves as Review Board The City wants to preserve the Historical Smithfield Architecture. There is a Texana type architecture feel to the Smithfield area particularly on Main Street. The City Council has recommended that the Planning and Zoning Commission serve as the Historic Smithfield Architectural Review Board. The review board is where we would pay attention to architectural style particularly on Main Street. The applicants would ha~re to come in similar to a Special Use Permit and show the styles as redevelopment occurs; to preserve the historic nature of the Smithfield area with low rise office and street scene with the Texana look and feel. Final Changes to TOD Code • Expansion of Permitted Use Tables Page 9 of 18 05/21 /09 P $ Z Minutes • Clarifying required Mixed Uses in General Mixed Use Zones • Additions to non-conforming buildings not complying with TOD standards may be approved with a Special Development Plan • Clarifying permitted alcohol sales to conform with existing regulations (75%+ of total receipts) Special Frontage Standards Required Commercial Frontage • Main Street and Iron Horse Boulevard at the rail station • Commercial uses required on the ground floor Thy City is allowing Mixed Uses where there could be retail or commercial uses, non- res~dential uses, on the first floor and residential uses on the upper floors. Arterial Frontage ', • Unifies development along Davis and Mid-Cities Boulevard with 15 foot landscape buffer and surface parking no deeper than 70 feet along frontage This allows the City to get away from the massive parking lots and bringing the buildings and landscape buffers closer to the street unifying the development along the major corridors within our community. Bor~levard Frontage • Unifies development frontage along Iron Horse Boulevard with build to zones, parking lots no deeper than 70 feet and no more than 50% of lot frontage in parking areas The Boulevard Frontages would be primarily north and south of the Iron Horse station. Character Zones • Permitted Uses • Building Heights • Conformance to Mixed Uses • Residential Densities • Parking Incentives • Transition Standards • Bonus Provisions Permitted Uses • Encouraging Mixed Use zones • Retail, Restaurant, Office, Residential, Light Industrial, Institutional • Auto related uses only allowed in General Mixed Use, Arterial and High Intensity zones with Loop 820, Davis or Mid Cities frontage Page 10 of 18 05/21/09 P & Z Minutes ` Not'' Permitted Uses • Auto related uses in TOD Core areas • Outdoor Storage Uses • Storage warehouse (mini-warehousing) • Major manufacturing Mr. Pitstick stated for retail uses such as a fast food restaurant, they would not be allowed to have adrive-thru because the City wants a more pedestrian environment. Historic Core • Preserve and reinforce existing historic fabric • Provide appropriate in-fill and architectural design standards • 1-2 story heights • Mixed Use conformance - 6,000 SF or 2 acres • Parking -under 3,000 SF /shared within 1,200 feet TOp Core • Potential for new higher intensity, mixed use development • Maximum 4 stories; average 3 stories • Mixed Use conformance -10,000 SF or 4 acres • Parking -under 3,000 SF /shared within 1,200 feet High Intensity Mixed Use • High rise office and residential uses; some ground floor retail uses • Intended for large scale employment uses • 10 stories maximum; Special Development Plan above 10 stories • Structured parking • Mixed Use conformance - 30,000 SF or 10 acres Iron Horse General Mixed Use • Potential for a wide variety of mixed use development -could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses • Maximum 3 stories, generally 1-2 stories • Mixed Use Conformance -10,000 SF or 5 acres (25% ground floor non- residential) • Parking -under 3,000 SF /shared within 1,200 feet Smithfield General Mixed Use • Potential for a wide variety of mixed use development -could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses • Maximum 3 stories, generally 1-2 stories • Mixed Use conformance -10,000 SF or 5 acres (25% ground floor non- e residential) • Parking -under 3,000 SF /shared within 1,200 feet Page 11 of 18 05/21/09 P & Z Minutes Arterial Mixed Use • Generally 1-2 stories • Parking allowed along the arterial street • Limited to commercial uses (retail and office) • Mixed Use conformance -none • Parking -existing standards /shared within 1,200 feet TO© Residential • Redevelopment transitions to neighborhoods • 1-2 story heights • Range of urban residential uses -brownstones, live-work, courtyard residential • Mixed use conformance -none, non-residential on avenues and boulevards • Parking -under 3,000 SF non residential /shared within 1,200 feet Transition Standards Mr.; Pitstick stated that one of the things that is important particularly in the Smithfield area are the several surrounding existing neighborhoods that the City would like to preserve the neighborhoods. There are requirements as Mixed Use development would occur adjacent to those areas. Most of the requirements would be that they are limited to two story heights, no closer than twenty five from the adjacency and would require a six'foot masonry wall. Single Family Residential • Historic TOD -none • TOD Core - 3 story height within 25 feet, 6 foot fence • TOD Residential - 2 story height within 25 feet, 6 foot fence • Iron Horse General - 2 story height within 25 feet, 6 foot fence • Smithfield General - 2 story height within 25 feet, 6 foot fence • Arterial Mixed Use - 2 story height within 25 feet, 6 foot fence Commercial High Intensity Mixed Use - no adjacent residential; Commercial adjacency within 250 feet of any other zone limits no more than 2 stories above adjoining zone There is an adjacency standard on the High Intensity Mixed Use where if there was a ten story building and wanted to scale it down as you begin to get into the more Core area, the transitional zone is about 250 foot wide strip that the maximum height would be no more than two stories higher than what the adjacent standard would be. So you would not get the ten story building next to a two story building. Bonus Provisions Iron Horse General -10% increase in residential for 5% increase in commercial over 151% Pale 12 of 18 05/21/09 P ~ Z Minutes Smithfield General -10% increase in residential for 5% increase in commercial over 15°Ao High Intensity Mixed Use -building heights over 10 stories permitted with: • Plazas, squares or civic open spaces • Structured parking • Minimum of 10% residential uses Mr., Wilhite came forward presenting slides of the different street types. One important keys factor besides the architecture and layouts is the street types to help the function of the'TOD and make it pedestrian friendly with short blocks and such. Every section of the, streets that are shown the right of way total width is the same as what has been shown on the Thoroughfare Masterplan. It's just the way the street functions, the type and how it's striped and parked is a little bit different. The streets aren't built that way nov~v but the right of way was always been shown that way that we require the normal process of development. Review of TOD Street Types Cofinercial "Main Street" • Main Street Main Street in the Smithfield TOD Core Area has unique characteristics and historic value. Avenue • Smithfield • Boulder Commercial "Avenue" • Iron Horse at the rail station The City is going to try to create more of an avenue and go in and put a landscaped median in order to soften and slow down the traffic. TOD "Boulevard" • Iron Horse north and south of rail station Geineral "TOD" Street TC1D Alley Mr Wilhite stated that there would be alleys due to the parking in the rear behind a lot of the primary structures. i Page 13 of 18 05/21/09 P & Z Minutes Mr. Wilhite presented a slide of a typical street section that will be identified in the code showing what Commercial Main Street looks like. The slide presents illustrative examples of what a building elevation or section would look like and the BTZ is five feet. In the TOD Code, BTZ means build to zone. In standard zoning there are setback lines that you need to be 15-25 feet back from the street whereas in a TOD you are trying to create that public realm and push the buildings up to create the streetscape. There are also wide sidewalks, as wide as possible with the given right of way that you are working with. The slide shows the right of way total being 60 feet. There could potentially be an 11 foot sidewalk on one side and 6 foot sidewalk on the other. The other key element is the on-street parking and also the street trees. The TOD Code requires particular tree types and spacing on each street as development comes in. The street will be a very slow, narrower street for a short section along Main Street that had the mandatory commercial on the ground level. Mr. Wilhite presented a slide of the "Avenue" for Smithfield Road and Boulder. Smithfield is still going to carry a lot of traffic even with the widening and expansion of Mid Cities and Davis intersection. The right of way needs to be wider; the street lanes. The slide shows parallel parking but there could opportunities to have head-in angle type parking as well; this includes the different parkways, sidewalk widths, and the yards and build to zones that can happen. On Smithfield and Boulder there are different types of land uses that can happen. They could have residential or commercial. The actual sidewalk and streetscape can vary. Mr. Wilhite presented a slide of the Commercial Avenue. Mr. Wilhite stated that just like every other Thoroughfare Plan, there is a hierarchy of streets. The slide shows that the street is wider; carrying more traffic. The right of way width is a total of 80 feet. There are four drive lanes, two on-street parking aisles, and then the sidewalks and the potential building areas. Also shown is what could happen if you have the porte- cochere overhangs. There could potentially be sidewalk cafes along the entire Commercial Avenue outside of the right of way still on the property line. Mr, Wilhite presented a slide of the TOD Boulevard. The TOD Boulevard is closer to N.E. Loop 820 going up towards the future rail station. The slide shows the street width being present and the right of way width, but a median will added in the middle to help traffic calm and make an "entrance" to the TOD Core Area. There will be a potential for larger structures. There will also be street trees and other elements that could happen outside on the sidewalk in the common areas. Mr, Wilhite presented a slide of the TOD General. The TOD General are the side streets that will take place mainly in the Smithfield area. There are a few that were show on the Regulating Plan to go in as development occurs, smaller general type strl~ets for connectivity and to create shorter blocks to make it more pedestrian friendly. The TOD General will have a larger build to zones, parking will still happen on the streets, and the drive lanes will be eleven feet however the right of way sixty feet wide. Mr. Wilhite presented a slide of the TOD Alley. Because we do have a lot of the parking that will be coming off the streets and behind the structures, the City wanted to address how the alley would be treated so that there aren't just driveways. The alleys would be Page 14 of 18 05/21/09 P & 2 Minutes used for connectivity so that people could get to the parking areas in a safe fashion. There would be a potential type of screening for surface parking that needs to take place. Architectural Standards Sustainability and pedestrian oriented public realm, architectural elements and form, not a particular style Location on the Street Pedestrian-Friendly Building Massing and Scale Feature Buildings Architectural Elements and Storefronts Building Materials Buif~+ding Types Building Types • Shopfront building • 3-story Mixed Use loft • 4-story Mixed Use loft • 2-story live-work • Apartment building • Multi-unit house • Townhouse • Detached house • Commercial high rise building All 4f the above are potential building types that are permitted within the different chafacter zones of the TOD Code. Mr. Wilhite presented a slide as an example of what would happen along the Historic Smithfield Architectural Standard. When somebody comes in and has a proposal, Staff will review it and see if it by enlarge complies with the intent of the Code to be more Historical in nature. Historic Smithfield Architectural Standards • Building Form and Massing • Horizontal Rhythm • Doors and Windows • Roof Form • Building Materials • Awnings and Canopies Civic Spaces Page 15 of 18 05/21 /09 P & Z Minutes Illustrative Plan encourages location, scale and design of civic spaces Squares, parks and greens appropriate in any zone All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space) • New development less than 10 acres may pay park fee in lieu of open space requirement • Plazas and squares should link station platform to commercial areas • Plaza -'/4 to 1 acre, Squares -'/2 to acres • Open spaces include pocket parks, children's play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas Mr, Wilhite re-emphasized what Mr. Pitstick said earlier about the percentages of the different type of land uses types permitted in each character zone. Mr. Pitstick stated that The T commissioned a marketing analysis group out of Denver that does a lot of TQD type studies. The City used those studies when working with the Gateway Planning Group on developing the TOD Code. Approval and Appeals • All applications meeting the requirements of the Code may be approved by Staff • All applications requesting development flexibility, modifications or incentives shall be reviewed as "special development" plans and subject to Planning and Zoning recommendation and Council approval • Encouraging process of seeking "master developer" to work with city to facilitate development Mr, Pitstick, Scott Polikov and Mr. Wilhite came forward to speak of the approval and appeals process. Mr; Pitstick stated that they wanted to make the TOD Code as flexible but predictable for the future. All applications shall meet the requirements of the Code. Staff may approve the applications without approvals from Planning and Zoning Commission or City Council. If the applicant would like to make modifications that Staff can work with then can come forward with their Special Development Plan. Mr, Pitstick stated that the City is seeking and encouraging a master developer to work with the city to facilitate development. There will be some Public Improvements to be made possibly with some public facilities in these areas. Mr, Pitstick stated that there is an Incentive Plan that Mr. Polikov came up with. There are some minimum criteria that needs to be met, Incentives in the Code, Flexibility through the Special Development Plan. Mr. Pitstick stated that it benefits the public from the development around the rail stations sites. Mr'. Pitstick stated that Iron Horse is about 200 acres and Smithfield is about 280 acres. Mr. Pitstick stated that Planning Department is proposing to bring the creation of the TCID District to City Council on June 8, 2009 and then come back with rezoning of Page 16 of 18 05/21/09 P & Z Minutes properties on June 25, 2009 in front of Planning and Zoning and July 13, 2009 to City Council. Mr. Pitstick stated that there is a grant that we could be eligible for up to three million dollars for making public improvements. We have to have the codes in effect prior to making that application due on October 2, 2009. Scott Polikov came forward and stated that there is a lot of detail in the Code. Mr. Polikov stated that they tried to strike the balance between having enough detail so that somebody can look at the Code and has a sense of what it's going to look like because they are talking about development that will occur typically in phases over many years as opposed to a project that is conceived of design, developed, and constructed and then completed within a year or two. The Special Development Plan is important because we can't anticipate every potential. Mr. Polikov stated that it's important to try to encourage multiple parcels to be aggregated. Mr. Polikov explained that what is happening around the country with the TOp's is that the cities feel like that the only TOD they can really effectively do is where they control the land and then they go get a Master Developer and they either ground lease or sell the land to the Master Developer. Mr. Polikov stated that the City of North Richland Hills is doing it differently and more effectively because by creating a master devheloper environment over larger areas you have a Code that now encourages property owners to work together. In the Special Development Plan with guidance in terms of the standards how the Special Development Plan should be reviewed, that gives Staff guidance on how to interpret these proposals that bring forward ideas that we could have never conceived of when we developed the Code. Because we are talking about long term development, it's important that it be in there so that people who come forward with ideas and meet the intent of the Code but maybe not the specifics of each character zone can be rewarded for their creativity. That does two things: creates more long term tax base which allows the City to participate more robustly to put the fine grain infrastructure necessary to support the improvements in both the regional arterial and improvements in Loop 820. The second thing it does is creates better transitions to the existing neighborhoods. The neighborhoods around the TOD get the benefit even though they are not directly redeveloping. No one project in terms of the TOE is dependant on any single Master Developer coming in and having to control the whgle thing. What's happening around the United States is that you have these corrtpanies cutting deals with the different cities and transit authorities. These corr"Ipanies have said that if you give us control over "x" number of acres around the stations we will be the Master Developer. Now the companies are in trouble. They don't have the capacity to move forward to develop under the terms that they have agreed to as opposed this process were the market will bring forward the developers and'! investors. It may be certain landowners that are there today; it may be landowners in concert with adjacent landowners or it may be people that they decide to sell to because it makes sense from a market perspective to sell the land and let somebody whq has more resources, capacity and ability to stay with the project. The beauty with this',approach is that the City is not dependant on one development entity either being successful or not. If somebody moves forward on a project and are not successful then eithi~r somebody else can take it over or they can partner up or grow with adjacent Page 17 of 18 05/21/09 P & Z Minutes owners; the Code sets that dynamic up. We cannot anticipate the design of every potential project so we have put the special provision in there with a lot of guidance in terms of how to interpret it. Mr, Polikov stated that this is unprecedented. Most people think in terms of a few blacks around a TOD. In North Richland Hills we are talking about approximately five hundred acres total. Mr. Polikov believes that this will distinguish North Richland Hills in the Metroplex. Mr. Polikov stated that the City will be leveraging the TOD opportunities mare significantly than almost any other location that are being proposed right now arc-und the Metroplex. Mr Pitstick came forward and stated this is a change to our Comprehensive Land Use Plan. With approval we will be changing the Comprehensive Land Use Plan. Mr, Pitstick stated that Jay Narayana was instrumental in working with the City on fine turfing the Comprehensive Land Use Plan. Mr. Pitstick explained that this is really a North Richland Hills Code, a hybrid code, which is unique to our community. Chairman Shiflet closed the public hearing at 8:12 pm. APPROVED Bill Schopper seconded by Mark Haynes, motioned to approve TR 2009-02. The motion was carried unanimously (4-0). 8. ADJOURNMENT There being no other business, the meeting adjourned at 8:19 p.m. Chairman ~G~ Randy Shiflet Secretary Q Don Bowen -~ Pagw3 18 of 18 05/21 /09 P & Z Minutes